Key takeaways
- You can often start pre-approval as soon as you have orders, so you're ready to shop when you arrive or during a house-hunting trip.
- VA loans have no monthly mortgage insurance; most borrowers pay a one-time funding fee, and some are exempt.
- The home must be your primary residence and meet VA minimum property requirements.
- Colorado adds its own checks: radon, hail-worn roofs, wildfire risk and metro district taxes in some newer neighborhoods.
Start Before You Arrive
A PCS move compresses a home purchase into a tight window. The single most useful step is getting pre-approved early. With your orders and current income documents, we can review your file, confirm your VA eligibility and give you a pre-approval letter before you ever set foot in Colorado Springs.
That lets you tour homes with a clear price range, make an offer during a house-hunting trip or through your agent, and plan closing around your report date instead of scrambling after you arrive. A pre-approval isn't a final approval: the lender still reviews the property, the appraisal and your final documents before closing.
How a VA Loan Works on PCS Orders
A VA home loan is guaranteed by the U.S. Department of Veterans Affairs and made by private lenders. It's available to eligible service members, veterans, National Guard and Reserve members, and some surviving spouses. Your eligibility is confirmed by a Certificate of Eligibility (COE), which you can request through VA online or have requested for you during the loan process.
VA loans don't require monthly private mortgage insurance. Most borrowers pay a one-time VA funding fee, which can usually be financed into the loan. Veterans receiving VA disability compensation, surviving spouses receiving Dependency and Indemnity Compensation, and active-duty service members who have received the Purple Heart are among those exempt. VA publishes the current fee and the full exemption list.
You'll certify that you intend to live in the home as your primary residence. If your service keeps you away, such as a deployment right after closing, a spouse can often satisfy the occupancy requirement. We'll walk you through how the rules apply to your situation.
Where Military Families Often Look
Fort Carson
- Areas buyers often consider
- Fountain, Security-Widefield, southwest Colorado Springs and the Cheyenne Mountain area
- Good to know
- Gate access and I-25 traffic shape daily commutes; drive the route at rush hour before you commit.
Peterson Space Force Base
- Areas buyers often consider
- East Colorado Springs, Cimarron Hills, Banning Lewis Ranch and Falcon
- Good to know
- Many newer neighborhoods on the east side include metro district taxes; check before you offer.
Schriever Space Force Base
- Areas buyers often consider
- Falcon, Peyton and the far east side of Colorado Springs
- Good to know
- Rural and acreage properties can have wells, septic systems and longer drives in winter weather.
U.S. Air Force Academy
- Areas buyers often consider
- Briargate, Northgate, Flying Horse, Monument and Gleneagle
- Good to know
- North-side homes near the Academy can reach higher price points; see our jumbo loan page if your loan amount is large.
Cheyenne Mountain Space Force Station
- Areas buyers often consider
- Broadmoor area, southwest Colorado Springs and Fountain
- Good to know
- Hillside homes can have steeper driveways and more snow and ice in winter.
Buying From Out of State
Many military buyers purchase before they arrive. It works well with a little planning: a local real estate agent who handles video tours, a licensed home inspector who sends a detailed report with photos, and a clear schedule for signing.
Most of the loan process happens by phone, email and secure online upload. Ask early about signing options for closing. If you or your spouse might be unavailable, ask right away whether a power of attorney can be used; VA and the lender have specific rules, and it's much easier to set up before you're under contract.
Fall and Winter PCS Moves: What's Different
Most PCS moves cluster in summer, so buyers arriving in fall and winter often find a calmer market with less competition from other military families. The tradeoffs are shorter days for showings and inspections done in cold weather.
In winter, ask your inspector what couldn't be checked: a snow-covered roof, winterized sprinkler systems, evaporative (swamp) coolers and air conditioning often can't be fully tested. Consider asking the seller for documentation or a follow-up inspection in your agreement.
The Department of Defense sets housing allowance rates each year. Use the official BAH calculator for your new duty station and rank to plan a comfortable budget, and remember that property taxes, homeowners insurance and any HOA or metro district costs come on top of your mortgage payment. Our payment calculator can help you try different scenarios.
Colorado-Specific Checks Before You Buy
Radon: Radon is a naturally occurring radioactive gas that is common in Colorado homes. The Colorado Department of Public Health and Environment encourages every household to test, and a radon test is an easy add-on to your inspection.
Hail and roofs: Colorado Springs sees regular hailstorms. Ask about the roof's age and any past insurance claims, and get a homeowners insurance quote early, since the property's condition and location can affect coverage.
Wildfire risk: Homes near open space and forested areas, including parts of Black Forest and the foothills, may face wildfire-related insurance questions. Get quotes before your inspection deadline.
Metro districts: Many newer Colorado neighborhoods are served by metropolitan districts that add a property tax to fund roads, parks and utilities. Your title documents and the El Paso County Assessor's records show what applies to a specific property.
Your PCS Homebuying Checklist
Check off each step as you go.
Already Own a Home With a VA Loan?
Many families keep their current home as a rental when they PCS. Depending on your remaining entitlement, you may still be able to use a VA loan for your Colorado Springs home. Keeping a rental has its own considerations, from landlord responsibilities to how rental income is counted when you apply. We'll review your entitlement and your options before you decide.
How Countryside Lending Helps Military Buyers
Countryside Lending has helped Colorado borrowers since 2006, including many military families moving to and from Colorado Springs. Our process is simple: a quick online application that takes about 5–10 minutes, a quick call to go over your loan options, and a pre-approval letter you can shop with. From there, we coordinate with your agent, title company and closing team, and we plan around your orders.